This brings me to now, I've taken this approach and have used my own money in lending, but am also bringing in friends and family to take part in these transactions so they can earn way better returns than with CD's.

Hi Adam,The seller pays the seller commissions and (usually) covers the buyers commissions as well so you shouldn't worry about those fees.The 10% vs 20% I feel like is a personal opinion.

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RELATIONSHIP WITH YOUR ADVISORS 🤝Good QIs:Work well with your teamRespect professional boundariesCommunicate clearlyStay in their laneRemember: The best QI relationships are professional, not personal!

I’ve read quite a few posts about foreign investor financing but most seem to deal with non-citizen investors without US credit or personal tax filings.

Here’s my perspective based on personal experience.For some context, I’ve been investing in real estate since 2019, primarily in Detroit, while living in California.

Either way, $600 in cash flow should actually help your personal DTI if you go for conventional financing on a primary again. 

The property is insured on your behalf, personally. 

You missed an important item: Depending on how a person does #1 or #2, it could get them: A fast-pass to the "Principles Office" for "bullying" and now there sitting in "detention".... 

Quote from @Sara Valentine: I have rented my personal home as a fully furnished/lots of amenities 3 month rental jan, feb, and march the past 3 years.